Full or partial repair roof & coil/duct cleaning?

[James Conaway]

I purchased a 4plex that will be filled with low income tenants.

1st question:

The roof has leaks. The roof needs to be repaired, but roofer is recommending a full replacement.

The roof is flat with rolled asphalt.

I got two bids to repair.

1. To repair the roof and apply 2 layers of Elastomeric coating. The goal would be to have to roof last at least another 3 years to save up for full replacement. $4k.

2. Fully replace the roof. $12k.

I am looking for recommendations on which path to take. 

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2nd question:

3 of the 4 units have very dirty coils and ducts. The AC guy recommended just leaving them dirty and then deal with it when you replace the units as they were 15+ years old.

My thought is to have at a minimum the coils cleans to help make the AC units last as long as possible.

FYI, tenants pay the AC bill

Should I clean the coils, ducts or just wait until the units die?